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HomeMy WebLinkAboutZ-3986-A Staff AnalysisNovember 21, 1988 tem No. 1 File No. Z -3986-B Owner: L.A.A.C.O. Incorporated Address: 1-430 and Rodney Parham Road Zoned: "C-3" General Commercial Variance Requested: 1. From the Height - Regulation provisions of Section 7-103.3.D to permit construction of a structure with a higher height than allowed. 2. From the Parking provisions of Section 8-101-1.F to permit less parking spaces than required. Justification: The variances are needed �...�.._................... because not enough land area exists in order to spread out the structure and provide a sufficient amount of parking. Present ,Use of _Prope.rty: Vacant Pr. _nosed Use of_PropCommercial/inn i a I /inn ._ STAFF REPORT: A. E n g_Inee ri n . issues _ There are none to be reported at this time. B. Staff Analysis The request before the Board of Adjustment at this time is for a height variance to accommodate the construction of a Wilson Inn at the southwest corner of 1-430 and Rodney Parham Road. As stipulated in the Zvning Ordinance, a 11C-3" zone has a height restriction of 35 feet. The applicant's proposal is for a five - story building with a height of 48.7 feet, a difference November 21, 1988 Item No. 1 of 13.7 feet will exist. To the north, west and east of the site are all commercial uses primarily. To the south are all residential single family homes. Presently, the site has a vacant building on it with mature vegetation covering the remaining site area. The terrain of the lot varies in certain sections. Bordering on the north side of the site is Rodney Parham Road, a minor arterial, with 1-430 bordering on the east side. Located within the immediate area is Budgetel, a four-story hotel, on the east. In the applicant's letter to the Board, it is stated that if the hotel were spread out over the site by dropping the top floor, there would not be enough area to provide for the parking as required by the Ordinance. Even with the top floor remaining as filed, the applicant is deficient in the parking by approximately 6-7 spaces. Parking requirements for hotel and motel state that one space per guest room should be provided plus 10% of the total of all parking Spaces required for developments larger than twenty rooms. The applicant's proposal indicates a total of 108 guest rooms will be constructed; therefore, 108 parking spaces will be needed plus an additional 10%. The applicant further states that the site has an elevation below Rodney Parham and 1-430. The south perimeter is abutted by heavily wooden area composed of old mature trees that reach a greater height, providing sufficient screening for any utilization of the subject property. It is t•he south perimeter that Staff has strong concerns since this is the location of the single family residences. The site plan provided to Staff indicates that parking will be utilized in this location. In Staff's opinion, this will add an additional impact to the residents beside the fact of the extended height requested, especially since some excavation will have to occur in order to prepare the site for construction. Ingress and egress will be provided through the shopping center to the west, K -Mart. STAFF RECOMMENDATION: Staff is recommending denial of both the height and parking variances due to the impact placed on the adjacent residential property to the south. November 21, 1988 Item No. 1 BOARD OF ADJUSTMENT ACTION: (November 21, 1988) Mr. Bill Putnam was in attendance to represent the applicant. There were no objectors present. Staff informed the Board of the new recommendation from Staff which was approval of the two variances subject to: (a) the applicant filing for the right-of-way abandonment of Barksdale Drive, (b) providing a five year lease agreement for the additional parking that is needed and will be utilized by the employees of the inn on the K -Mart Shopping Center, and (c) providing of additional landscaping along the south property line. Mr. Putnam stated he had been in communication with his client and felt that all three conditions would be met. He further stated that the building would be an inn and not a hotel/motel. There will be no provisions for dining or eating on the premises, nor will there be a bar located on the site. The concept of the inn is strictly for lodging. The applicant for the property is the Los Angeles Athletic Club. A motion was then made to approve the two variances conditioned upon Staff's new recommendation for approval The motion passed by a vote of 5 ayes, 1 no, 0 absent, 1 abstention (Crane) and 2 open positions. October 19, 1988 Board of Directors Little Rock Planning Commission 2nd Floor, City Hall Little Rock, AR 72201 Dear Board: This letter is being written to express my objections to the proposed change of zoning which has been specified by the enclosed notice. My concerns deal with the proposed use of this site for a small motel. They are as follows: 1. Increased 2ollution - Not only will there be increased pollution due to the nature of the business and the building but also due to the fact that so much of the natural greenery in this area will be destroyed. 2. Increased traffic - Traffic is already too much for Rodney Parham and Shackleford without adding a fly- by-night motel. It is very difficult to exit from our area (Walnut Valley) on to Shackleford or Breckenridge during normal hours, and most especially during peak hours. 3. Increased motels - We already have too many such establishments in this area now. (Holiday Inn, LaQuinta, Budget Motel, and Governors Inn to name a few) 4. Increased crime - Crime has become a factor in our area with all this added traffic. In our area alone we have had 4 robberies in the past few months which has necessitated a Crime Watch set-up for'our area. 5. DECREASED Property Value - Last, but by no means least, 1 feel our property value will drop. This is not fair to the property owners in this area. Your consideration of these factors when judging this matter will be appreciated by not only me, but by all the residents on Walnut Valley Drive. Sincerely, Beulah Johnson 41 Walnut Valley Drive NOTICE OF PUBLIC HEARING BEFORE, THE LITTLE ROCK PLANNING COMMISSION ON AN APPLICATIO'. TO REZONE PROPERTY To all owners of land lying wi:.hir. 200 feet of the boundary of property at: LOCATION• Rodney Parham & I-430 (formally K & K . TRavel Agency - lies Y•e n.,een v-::xcn r. . F eej��ay 1 OWNED BY: LAACO, INC. NOTICE IS HEREBY GIVEN THAT an application has been filed for rezoning of the above property requesting a change of zone classification from: "R-2 "ResidentialDistric which permits use of the property as: Residential Use (Has Been.Utilized for Years as Non -Conforming Use) to: " C-4 if Commercial District which permits use of the property as:A Small Motel mite If approved, the rezoning will occur only upon the property described above. It will not chance the zoning or ygrmitted uses on neighboring ,properties. The purpose of this request is to: (1) build; (2) develop; (3) sell after rezoning. EXPLANATION: Beinq Sold For the purpose of building a small Motel. Primary access will be through the Shopping Center. A public hearing on said application will be held by the Little Rock Planning Commission in the Board of Directors Chamber, 2nd Floor, City Hall, on November 1st. 19 88 at 1:00 p.m. All parties in interest may appear and be heard at said time and place or may notify the Planning Commission of their views on this matter by letter. All persons interested in this request are invited to call or visit the Office of Comprehensive Planning, City Hall, 371-4790, and to review the application and discuss same with the Planning staff. AFFIDAVIT I hereby certify that I William B. Putnam t Print or type name acting as agent/owner, have provided notice to affected parties in accordance with the requirements of the Planning Commission Bylaws and that the notice information provided is to the bes _b f my knowledge true and factual.